Sophisticated contemporary in newer building, highly desirable area of West Hollywood. Beautifully done with amazing outdoor living spaces and open city views. 3 large bedrooms (one now a media rm/ office), 2 1/2 baths. The primary suite is lovely, with a large walk-in closet, and great bath. High ceilings throughout, living area with a fireplace, and a large modern open kitchen with stainless steel appliances. Easy walk to Santa Monica Blvd. with it's new celebrated restaurant scene, or up to the Sunset Strip. This space easily adjusts to a single, couple or young family with side by side parking in the gated garage.
Huge 500k Price Reduction! The property is currently 100% Master Leased for the next 5 years providing a guaranteed cash flow (1 monthly check of $31,750 with 2.5% annual increases) with 0% vacancy plus all expenses paid by the tenant including management fees, utilities, interior repairs, cleaning, pest control, etc (Similar to a hassle-free NNN deal with stable income and landlord only responsible for paying property taxes and insurance). Once in a lifetime, 13 units in Prime West Hollywood that was 100% Vacated & Renovated cash flowing at an incredible 5% Cap Rate from day 1 with no management responsibilities. Priced at only 461k/door for units that have been completely remodeled from the studs with permits and boast a high-end aesthetic with new modern cabinets, flooring, recessed lighting, new bathrooms, new Mini Split AC systems, stainless steel appliances, washer/dryer inside, as well as major exterior capital improvements. On top of that, all the major systems have been updated including roof, electrical, plumbing, windows, HVAC, soft-story, etc. The unit mix provides unparalleled versatility with 5 (2bed/1bath) units, 6 (1bed/1bath) units, and 2 (studio/1bath) units. Each unit is individually metered for gas and electricity, ensuring convenience and efficiency. Excellent West Hollywood location minutes from The Grove, Sunset Strip, and Beverly Hills.
This brand-new modern construction in West Hollywood offers luxury living with the finest finishes and an expansive design spanning in almost 5,000 square feet. Exceptionally large for the area and situated in a serene cul-de-sac, the home features 5 bedrooms, 7 baths, and an entertainment-ready finished basement. The exterior showcases aluminum walnut siding, while inside, a stunning floating staircase and custom interior wood paneling add architectural elegance. Seamless indoor-outdoor living is achieved through sleek pocket Fleetwood doors leading to a beautifully landscaped yard with a pool and spa. The kitchen, a culinary enthusiast's dream, is equipped with high-end appliances, custom Italian cabinets, luxurious Taj Mahal quartzite countertops and a spacious artistically designed island. Throughout the home, stunning light fixtures enhance the sophisticated ambiance. Advanced smart home technology is integrated, offering convenience and enhanced security. Located in the heart of West Hollywood, this property provides both convenience and prestige, close to top-rated dining, shopping and entertainment options.
Located in the ultra-coveted Sierra Towers, this brand-new one-bedroom, one-and-a-half-bathroom space has been meticulously curated through thoughtful design and impeccable craftsmanship. The open-concept layout coupled with the curated use of wood, stone and glass further accentuates the property's modern elegance and seamless flow. Outfitted with automatic Fleetwood doors, an integrated sound system, Miele appliances, sophisticated custom built-ins, a tailored closet and a luxurious marble bathroom, the space offers the finest combination of contemporary design, high-quality materials, and refined living spaces. The building, offering one of the most prime locations in all of Los Angeles at its core is the pinnacle of luxury high-rise living boasting an unparalleled combination of architecture and history. Amenities include 24/7 guard security, doormen, front desk, valet parking, premium fitness facilities and outdoor pool and deck space.
We are pleased to present a vacant corner lot located at 1000 N Gardner Street in the vibrant city of West Hollywood. The subject property sits on a 5,350 square foot lot with WDR3C zoning, making it an ideal opportunity for developers and investors to construct a 4-Unit apartment building. Original plans called for a 6,939 square foot building with 1,057 square foot balconies and 4,568 square foot subterranean parking garage. Previous owner started excavation and shoring. Current ownership is committed to facilitating a smooth development process and is offering favorable financing options. Terms will vary based on the buyer's experience, providing flexibility to seasoned developers and emerging investors alike. This prime location in West Hollywood offers a robust demand for high-end residential units and provides residents with unmatched convenience. Nestled among eclectic shops, top-tier dining options, and vibrant entertainment venues, this site ensures a lifestyle filled with luxury and convenience. Proximity to iconic West Hollywood landmarks and the dynamic nightlife scene further enhances the appeal of this exceptional development opportunity.
Charming 1924 Craftsman cottage (Mills Act - see supplements). Impeccably maintained, this property is the perfect mix of old world charm on the outside and modern amenities on the inside. From the moment you step inside you know you are somewhere special. The living room and dining areas are flooded with natural light and feature hardwood floors and recessed lighting. The great room and kitchen are combined and feature marbling flooring and generous built in cabinetry. This open floor plan is ideal for entertaining. The gourmet kitchen boasts a suite of stainless steel Electrolux appliances and a full sized washer dryer hidden under the marble island. The main house features 2 bedrooms and 2 bathrooms, the master boasting a spa-like en-suite bathroom with oversized walk in shower and large walk-in closet. Both the great room and master suite have French doors leading to a lushly landscaped private pool and spa area. Towering ficus trees give unparalleled privacy to this backyard oasis. The 623sqft garage has been converted into a bonus room/office space (not on Tax Records) or can still be used as a garage, and features recessed lighting and custom, built-in cabinetry. The garage/office connects to a secondary laundry and storage area. Above the garage is a one bedroom, one bath unit with its own kitchen,dining area and generous closet space. Both the main house and guest house feature their own heating and cooling systems. The oversized driveway can park 4-6 cars. Boasting one of the best locations in Weho this property is situated between Sunset and Santa Monica with a walking score of 92 designating this location as a ‘walkers paradise’! Please do not disturb owner nor tenants. Disclosed expenses are deemed reliable, but not guaranteed and do not include property taxes. Buyer is advised to all verify property info, including lot size and square footage. A list of important upgrades for a total of over $50,000 is attached as a supplement to the listing. Property will be delivered without tenants. Also listed as residential with Listing ID SB24123926
We are pleased to present a rare offering of two contiguous vacant lots located at 947 Genesee Avenue and 944 Ogden Drive in the vibrant city of West Hollywood. Spanning a combined total of 13,000 square feet with WDR3C zoning, these properties present an opportunity for developers and investors to construct a premier residential project and will be delivered RTI for 10 luxury townhome style condominiums. The plans for this site include the construction of (5) 3Bd/3.5Ba and (5) 3Bd/2.5 Ba townhome style units with 13,215 square feet of rentable space, each designed with luxury and modern living in mind. Additionally, the development will feature subterranean parking, providing ample and secure vehicle storage for residents. The exact same development, consisting of a three-story building with 10 luxury townhomes, was successfully completed on the two lots directly to the north, showcasing the proven appeal and success of such a project in this location. Current ownership is committed to facilitating a smooth development process and is offering favorable financing options. Terms will vary based on the buyer's experience, providing flexibility to seasoned developers and emerging investors alike. This prime location in West Hollywood not only offers a robust demand for high-end residential units but also provides residents with unmatched convenience. Nestled among eclectic shops, top-tier dining options, and vibrant entertainment venues, this site ensures a lifestyle filled with luxury and convenience. Proximity to iconic West Hollywood landmarks and the dynamic nightlife scene further enhances the appeal of this exceptional development opportunity.
We are pleased to present a rare offering of two contiguous vacant lots located at 947 Genesee Avenue and 944 Ogden Drive in the vibrant city of West Hollywood. Spanning a combined total of 13,000 square feet with WDR3C zoning, these properties present an opportunity for developers and investors to construct a premier residential project and will be delivered RTI for 10 luxury townhome style condominiums. The plans for this site include the construction of (5) 3Bd/3.5Ba and (5) 3Bd/2.5 Ba townhome style units with 13,215 square feet of rentable space, each designed with luxury and modern living in mind. Additionally, the development will feature subterranean parking, providing ample and secure vehicle storage for residents. The exact same development, consisting of a three-story building with 10 luxury townhomes, was successfully completed on the two lots directly to the north, showcasing the proven appeal and success of such a project in this location. Current ownership is committed to facilitating a smooth development process and is offering favorable financing options. Terms will vary based on the buyer's experience, providing flexibility to seasoned developers and emerging investors alike. This prime location in West Hollywood not only offers a robust demand for high-end residential units but also provides residents with unmatched convenience. Nestled among eclectic shops, top-tier dining options, and vibrant entertainment venues, this site ensures a lifestyle filled with luxury and convenience. Proximity to iconic West Hollywood landmarks and the dynamic nightlife scene further enhances the appeal of this exceptional development opportunity.
Location, Location, Location! This fantastic unit is situated just one block off Melrose Avenue, right in the heart of West Hollywood. Enjoy an open floor plan with ample space, including a dining area, perfect for entertaining. The charming balcony, surrounded by greenery, offers a serene retreat. The bathroom features dual sinks, ideal for multiple people as well. Walk to the trendy restaurants, cafes, and stylish shops on Melrose Avenue. 5 minutes to Cedars Sinai and the Beverly Center. Convenience meets excitement with every day sure to be a delight! Buyer to verify the accuracy of all information.
Exquisite 2 Bedroom Townhouse in West Hollywood - Fully Renovated Luxury Living! Welcome to this stunningly renovated townhouse; a masterpiece of contemporary luxury nestled in the pulsating heart of West Hollywood. Boasting an impressive 1,755 square feet, this property features 2 bedrooms, 3 baths, 2 terraces, and an enchanting organic garden, making it a rare find in one of LA's most sought-after neighborhoods. Upon entering, you are welcomed by a seamless blend of modern design and comfort. The home is equipped with sleek concrete floors and a sophisticated keyless entry system that ushers you into a world of style and convenience. The living room, a focal point for relaxation and social gatherings, is highlighted by custom-built, artist-designed shelving and cabinetry. This space is further enhanced by mid-century stylized lighting, creating a chic and inviting ambiance that captivates and delights. The heart of the home is the gourmet kitchen, designed to cater to the culinary enthusiast with top-tier appliances and luxurious finishes. It features a Fisher & Paykel built-in refrigerator, a Thor 36" professional gas range with a 6-burner cooktop, and a double-drawer dishwasher. The brass pasta arm, Carrera marble counters, backsplash, and a massive farmhouse sink add both functionality and elegance, making it a dream space for cooking and entertaining. The open floor plan seamlessly connects the kitchen to a private patio, offering direct access to a resident organic herb garden perfect for those who cherish fresh, home-grown ingredients. The wide stairwell, adorned with a one-of-a-kind artisan railing and a statement ceiling fan, leads to the upper level where light-filled bedrooms await. Both bedrooms are generously-sized and include custom cabinetry in the walk-in closets, ensuring ample storage. The jewel in the crown of this exquisite home is the luxurious primary bathroom. It features a spa tub integrated within a massive steam shower, creating a private sanctuary for relaxation and indulgence. The second bedroom is not only spacious but also includes its own private balcony and an adjacent full bathroom, offering comfort and privacy for family and guests alike. Additional conveniences include a spacious laundry room equipped with custom shelving, designed to streamline your daily routines. This luxury condo feels distinctly like a detached home, sharing only one wall and front-facing, making it the best-located unit within the intimate 19-unit complex. It comes with two tandem parking spaces equipped with an EV charger and additional storage space. The property also offers 5 guest parking spaces, a testament to its readiness for entertaining. Living in this home means embracing a lifestyle of unparalleled convenience and luxury. With a walk score of 91, you can enjoy easy access to essential services and leisure without a car. From the nearby CVS and Trader Joe's to theaters, restaurants, and the vibrant nightlife along Sunset Boulevard, everything you need is within easy reach. This property is not just a home; it's a lifestyle choice for those seeking the best in urban living. Don't miss the opportunity to own this exceptional residence. Schedule your private showing today and step into the epitome of modern, luxury living in West Hollywood.Remote access, smart climate control, smart access, Art by David Weinberg , double dishwasher, exposed marble,Meghan Evans interior designer, Emser tile steam and jacuzzi and Kohler fixtures and Robek mirror in primary bathroom, Jonathan Adler Sputnik lighting fixture. Very close to 3 dog parks, the Chateau Marmont, The Laugh Factory, Crunch Fitness, Trader Joe's, Starbuck's and much more.
8899 Beverly Residence 8C A bright and sunny 3158sf home on the southwest corner of the building, offering 3 bedrooms and 2.5 bathrooms. Designed with meticulous attention to detail and a seamless blend of indoor and outdoor living spaces, this residence showcases the exquisite craftsmanship of 8899 Beverly, infusing the residential experience with unexpected artistry. The chosen materials reflect quality and character in every facet, from the fumed and wire-brushed French white oak flooring and chrome Dornbracht fixtures to the striking wood and cove lighting ceiling details. The living area boasts soaring 11-foot ceilings and a Swiss-made, museum-quality operable glazing system by Vitrocsa. The south and west-facing walls of ultra-clear, low-iron glass from Germany and Spain slide open to reveal a wrap-around terrace with capless star fire glass railings and endless sunset views. Two additional balconies, originally designed by Richard Dorman and restored with modern glazing, are accessible from all three bedrooms.The kitchen is a chef's dream, equipped with a Gaggenau cooktop, two Miele ovens, a Miele espresso maker, a Sub-Zero refrigerator, and a full-height Sub-Zero wine refrigerator. The large primary suite features a private terrace and an oversized walk in closet. 8899 Beverly Blvd is Olson Kundig's "Love Letter to Los Angeles". This architectural gem offers exceptional amenities and full-service living with 24-hour concierge, 24-hour valet parking, and a fitness center with a private studio. Outside, a lushly landscaped quarter-acre oasis awaits with a resort-style pool, spa, fireplaces, and custom outdoor kitchen. Walk to premier dining and shopping destinations, grocery stores, and the best West Hollywood has to offer including the new Stella Restaurant located in the building. Experience the epitome of luxury living in West Hollywood. Contact us for a private viewing today.
Unlock Opportunity at 832 Hilldale Ave: An Ideal Income Property in West Hollywood. Discover an unmatched income property at 832 Hilldale Ave, nestled in vibrant West Hollywood. With 8 unique units, this property offers an exceptional chance to own a piece of this community, strategically located north of Santa Monica Blvd. Revel in a contemporary revival as 5 of 8 units, echoing Restoration Hardware's design sensibility, have been meticulously renovated. Every unit features modern amenities like tankless water heaters, digital locks, and Ring cameras, enhancing convenience and peace of mind. A gated private driveway accommodates 3 vehicles. For savvy investors, this is a golden opportunity, offering remarkable returns and value appreciation potential. Situated amidst the energetic tapestry of West Hollywood, enjoy easy access to entertainment, dining, and supermarkets. The property offers unit diversity with 5 one-bedroom and 3 studio units, all on flexible month-to-month leases. Elegance and functionality converge as 5 renovated units boast updated kitchens, baths, lighting, and more. Shared laundry facilities add convenience, and a gated entrance ensures security. While interior viewings are available upon offer acceptance, exterior glimpses can be arranged. Experience modern living at 832 Hilldale Ave, an invitation to invest in not just property, but a West Hollywood lifestyle that merges excitement and sophistication. *Unit 3 is large enough to be a 2 bedroom*. *Drive-by only. Showing of the interior of the units only with an accepted offer. Do not disturb tenants.*
Large South Facing 4th Floor Condo ~ Prime West Hollywood Location. Perfectly located in the highly sought after Norma Triangle; Don't miss this large 4th floor condominium with wonderful views of Century City. This bright and airy unit offers open plan living, spacious terrace and 2 south facing bedrooms. The primary suite features a luxurious en-suite bath, tree-top views and abundant closets. There is a large guest bedroom with a second full bath, lovely views and walk-in closet. The updated unit has beautiful light oak wood floors, floor to ceiling walls of glass, stone countertops, new stainless steel appliances, fireplace and private terrace perfect for lounging & taking in the view. Building amenities include a beautiful pool, outdoor lounging/dining areas, gym and security parking garage with 2 side-by-side parking spaces. Steps from Beverly Hills, West Hollywood and The Sunset Strip!!
Residence 4C at 8899 Beverly With a grand terrace ideal for entertaining, Residence 4C is a love letter to masterful Los Angeles living. For those who love to host, this floor plan offers everything to impress. The oversized 1600 sq ft terrace creates the perfect atmosphere for social gatherings, with operable Vitrocsa glass walls opening wide to create a seamless transition from indoor to outdoor living spaces. The thoughtful layout provides ideal privacy with each bedroom suite occupying different corners of the home. The primary suite features an Agape Spoon XL extra-deep soaking tub against floor-to-ceiling windows, as well as dual closets and access to the terrace. Bask in the year-round sunshine enjoyed by this southwest corner location. This exclusive residence is one of only four homes in 8899 Beverly boasting this expansive terrace. The spacious open-plan living and dining area, complemented by a sleek gourmet kitchen with top-of-the-line appliances, is perfect for both intimate dinners and large celebrations. High-end finishes, custom cabinetry, and designer fixtures add a touch of luxury throughout the home. Soaring ceiling heights of up to 11 feet and elegant cove lighting enhance the sense of space and sophistication. Additional highlights include a versatile second bedroom with an en-suite bath, a stylish powder room for guests, a dedicated laundry room, and ample storage space. 8899 Beverly Blvd is Olson Kundig's "Love Letter to Los Angeles" This architectural gem offers exceptional amenities and full service living with 24-hour concierge, 24-hour valet parking, and fitness center with private studio. Outside, a lushly landscaped quarter-acre oasis awaits with a resort-style pool, spa, fireplaces, and custom outdoor kitchen. Walk to premier dining and shopping destinations, including the new Stella Restaurant located in the building. Experience the epitome of luxury urban living in West Hollywood. Contact us for a private viewing today.
HOA includes all utilities, i.e water, trash, electricity, gas, cable, internet & all full service building amenities. Large 1-bed, 1-bath residence at the recently renovated midcentury modern Shoreham Towers. Enjoy all the amenities of a full-service building just steps above the Sunset Strip. Breathtaking Hollywood Hills views, boasting hardwood floors, floor-to-ceiling windows, and a modern kitchen allow for a luxurious living experience. Spacious bedroom, walk-in closet, oversized terrace, and access to 24-hour concierge, valet parking, fitness center, and pool/spa. Moments from world renowned dining, entertainment, fashion, design and so much more!
LOCATION, location, location.!! The epitome of luxury and romance in the heart of West Hollywood. This exquisite residence, located in the prestigious Clark Regency, offers an unparalleled blend of style, sophistication, and convenience. This gorgeous Contemporary Mediterranean condominium is situated on the highly coveted Clark Drive, just moments away from some of the finest boutiques, eateries, and coffee shops that Los Angeles has to offer. Step into a beautifully maintained and recently renovated building, featuring a serene Mediterranean courtyard with a tranquil fountain, a rooftop sundeck for soaking up the California sunshine, and secure gated video entry. Spanning approximately ~1,552 square feet, the stunning home is designed for luxurious living and effortless entertaining. Enter through a dramatic circular foyer leading to an open floor plan that perfectly balances comfort and sophistication. The spacious living and dining areas are adorned with rich hardwood floors and a cozy fireplace, seamlessly extending to a outdoor terrace-patio through elegant sliding doors. This private outdoor terrace is perfect for year-round al fresco dining and grilling, offering a tranquil retreat in the heart of the city. The gourmet kitchen is a chef's dream, featuring stainless steel appliances, a unique circular eat-at breakfast bar with marble countertops, and ample space for culinary creations. The large primary bedroom suite is a sanctuary of its own, with wood floors and a spa-like bath complete with stone floors, a large luxurious soaking tub, and a separate shower and boast a huge walk-in closet. The spacious guest bedroom suite (a second primary bedroom) is equally inviting, with its own beautifully appointed bathroom. Designed with privacy in mind, the two bedrooms are strategically located on opposite sides of the living area. The powder room, in-unit laundry, central air and heat, and flawless finishes throughout further enhance the allure of this stunning residence. Located just a few blocks from Beverly Hills and Cedars-Sinai Medical Center, and adjacent to the vibrant Robertson Blvd with its ultra chic vibe, this home is perfectly positioned for those seeking the best of Los Angeles living. Enjoy the convenience of being close to world-class shopping, dining at iconic establishments like The Ivy, and the vibrant cultural scene of the Pacific Design Center and the Hollywood Hills. Indulge in the ultimate luxury lifestyle in this breathtaking West Hollywood condominium, where every detail has been meticulously crafted to offer a romantic and beautiful residence in one of the city's most sought-after locations. The residence boasts two tandem parking spots, along with guest parking and controlled entry for ultimate peace of mind.
Welcome to your dream home in the heart of West Hollywood, just above the iconic Sunset Strip in a boutique 15 unit building! This exquisite 3-bedroom, 2.5-bathroom condo offers the perfect blend of modern luxury and urban convenience. Step inside to discover a bright and light-filled oasis, where sleek hardwood floors and contemporary finishes create an inviting and stylish ambiance. The open-concept living area is perfect for both relaxing and entertaining, with ample natural light streaming in through large windows, highlighting the condo's elegant design. The modern kitchen is a chef's delight, featuring high-end appliances, custom cabinetry, and chic countertops. Enjoy your morning coffee or evening glass of wine on the private patio, a serene retreat that adds an extra touch of tranquility to your urban lifestyle. The spacious master suite is a true haven, complete with a luxurious en-suite bathroom and generous closet space. Two additional bedrooms offer flexibility for guest accommodations, a home office, or a cozy den. Convenience is paramount with an elevator that opens directly to your private foyer/lounge, offering an exclusive and secure entryway. Secured side by side parking! Nestled in a prime location, you're just steps away from the vibrant energy of Sunset Strip's renowned restaurants, shops, and entertainment venues. Don't miss the opportunity to own this exceptional condo that combines sophisticated living with unbeatable access to the best of West Hollywood.
Renovated Country English Gem in the vibrant heart of West Hollywood! This stunning residence offers a flawless blend of modern luxury and timeless elegance. Step inside and be greeted by an inviting living room filled with natural light, adorned with a charming fireplace, and enhanced by the elegance of barrel ceilings. Gleaming hardwood floors span the entire home, lending an air of sophistication to every corner. Adjacent to the living room, a spacious dining area seamlessly connects to the well-appointed kitchen, creating a perfect space for entertaining and culinary delights. The primary bedroom is a serene retreat, complete with an en-suite bathroom, a convenient walk-in closet, and direct access to the backyard. Enveloped in tranquility, the backyard is a sprawling oasis, encompassing a brand new pool and spa, Accoya wood deck, and mature privacy hedging. Come see this exquisite property today!
Prepare to be captivated by this extraordinary modern townhouse, a true gem nestled within the award-winning Lorcan O'Herlihy architectural masterpiece in the heart of vibrant West Hollywood. Truly a walking neighborhood in LA. Leave your car at home (in either of your full size 2 parking spots!) This 2-bedroom, 4-bathroom home with only ONE common wall occupies the entire front of the building, and bears the unmistakable signature of the renowned architect. This dramatic and sun-filled loft-like unit has multiple levels of cascading living areas overlooking a den boasting colossal 40-foot-high ceilings, adorned with an Escher-like floating staircases throughout. This home is a marvel of design and innovation and an entertainer's paradise or an art collector's dream. Hardwood floors throughout, and a private balcony adds to its allure. Numerous picture windows frame iconic Los Angeles city views including the Hollywood sign. There are also 3 guest parking spots. Set alongside the delightful Formosa Pocket Park, this exceptional home should not be missed!
Introducing an exquisite and opulent super luxurious town house style condo that epitomizes the definition of luxury living. This completely remodeled 3 bed & 3 bath condo is spanning across an expansive 3 story floor plan, with no other unit above or below it. The owner spared no expense during this renovation. Every detail of this residence has been meticulously designed and crafted to create a truly remarkable living experience. The open-concept living area boasts an abundance of natural light. The gourmet kitchen is a masterpiece, equipped with top-of-the-line appliances, custom cabinetry & a large center island with a breakfast bar. The bathroom is a spa-like oasis, featuring luxurious fixtures, a soaking tub, a big walk-in shower & heated floors. This stunning residence is located in the prestigious Doheny Dr, blocks away from the Edition Hotel & Soho House. This building features a dedicated concierge service, a brand new gym, steam room, dry sauna, a heated swimming pool & a jacuzzi. Don't miss this rare opportunity!
West Hollywood is located in California. West Hollywood, California has a population of 36,148. West Hollywood is less family-centric than the surrounding county with 9.74% of the households containing married families with children. The county average for households married with children is 32.35%.
The median household income in West Hollywood, California is $66,458. The median household income for the surrounding county is $61,015 compared to the national median of $57,652. The median age of people living in West Hollywood is 39.6 years.
The average high temperature in July is 77.1 degrees, with an average low temperature in January of 50.9 degrees. The average rainfall is approximately 15.7 inches per year, with 0 inches of snow per year.